They have a place they could potentially close on by the end of the year, but its new construction and the closing is subject to change based on the builder (and the area was just in the path of Beryl, so that timeline could have been impacted), so if that's the only thing they're thinking of exchanging into, I'm inclined to suggest they consider consuming the losses now for simplicity's sake, especially if the exchange timeline can't be guaranteed to work out.

I definitely like the stability and guaranteed payments that come with sec 8, along w the ability to rid the debt rather quickly.

But hey, the rent is guaranteed...

There is no way you can guarantee staying in your timeline.

QI is telling my friend (buyer) this would not constitute a taxable boot as the money is not guaranteed to the buyer. 

Whats the actual treatment plan and guarantee?

It’s also much better if any loans taken out by the LLC are NOT personally guaranteed by the member/manager of the LLC., although this is often not possible.  

But at least our clients know when we charge them for something, the work is needed, done right, and guaranteed.

No guarantee there though. 

@Michael Bishay your biggest challenge will be getting your expected ROI out of Class C & D properties.S8 vouchers aren't necessarily a guaranteed solution.